Klamath Falls Contractor Recommendation

[John K.]

Hello Everyone,

Sorry if this is the wrong place to post this! Also, if you wanna skip the purchase story just move on down to "The Point"!

I own a property in Klamath falls that I bought 10 or so years ago for about $120k.  It was a "Fun Purchase", which is my way of saying I didnt do as much research as I should have and now I am stuck with it. But I was young, excited and just knew it would all work out!

Also, when I bought it I lived in San Francisco.. so it was a 5 hour drive which at that age was doable.  Now I am in my 40's and live down in Southern California... so I havent seen the place (aside from photos) in over 10 years.

Anyhow, my tenant moved out and so we tried to sell. We listed it for $95k and just got a lot of offers in the $70k range so we passed. After about 2 months our Realtor called and said "Either squatters moved in, or your property manager found a new Tenant". Well luckily it was the latter, however we just KNOW that they are HUD.. and quite honestly I am SHOCKED that someone decided to move in because the last tenant didnt leave the place very desirable, which scares me because I now think this new tenant may be worse.

THE POINT!

So to get to the point, I am unsure what to do.  If you are so inclined you can look up the place, its located at 1619 Lakeview Ave.   I may be wrong but it seems that if I fix it up a bit it may be worth $130k or so just due to surrounding properties of the same type.  Or I am wondering if I should just do nothing, and let this new tenant stay and just ride it out for a bit.  The property manager seems to be pretty good at getting people in there.. and with the rent I basically break even so I got that going for me. I would be interested in fixing it up, but at such a distance I am not super confident in finding a reliable contractor.. since we tried a few times and that never seems to pan out.  Even my Realtor recommended a guy but he would take FOREVER to get back to us.

I was just hoping some experienced investors could chime in and let me know what they would do.  I am not looking for a mentor or expecting a step by step instruction manual, just looking for a few ideas to point me in a direction.

Thanks in advance for any responses!